|
Item 1.N.
|
| Zoning Commission | |
| Date: | 04/08/2024 |
| Title: | Zone Change 1046 - 1202 W. Wicks Lane - NX3 to CMU2 - 2nd reading |
| Presented by: | Nicole Cromwell |
| Department: | Planning & Community Services |
| Presentation: | No |
| Legal Review: | Not Applicable |
| Project Number: | PZX-24-00056 |
RECOMMENDATION
The Zoning Commission recommended approval of Zone Change 1046 located at1202 W. Wicks Lane from NX3 to CMU2 based on the findings of the 10 criteria. The City Council approved the zone change on first reading on March 25, 2024. A second reading is required to approve the zone change.
BACKGROUND (Consistency with Adopted Plans and Policies, if applicable)
This is a zone change request from Mixed Residential 3 (NX3 – 5+ unit buildings) to Corridor Mixed Use 2 (CMU2), on proposed lots 1 and 2 of Skyview Ridge, 2nd Filing. The two lots will equal about 8.6 acres in area. The intent, if approved, is to allow for the development of several personal storage warehouses on the parcels. Skyview Ridge is a subdivision of state-owned school trust land on the south side of W Wicks Lane near Skyview High School. The property was annexed and a master zoning plan approved in 2008. Since 2008, there have been no developments on the property. The state must approve a development through a long-term lease-process. State school trust lands are generally never sold but rather leased long-term. The site is in an area with Eagle sandstone formations that are shallow and do not drain well. Excavations for utilities, footings, foundations as well as providing for storm water management will be very challenging on this site. A major electric substation, two wireless communication towers, the city's 800 Mega-hertz radio tower (public safety communications), and two water utility pumping stations are located nearby, as well as high-tension power lines traverse near the property. The lots were originally zoned Residential Multi-family-Restricted. In the 2021 update, the state requested this area to be designated NX3 as the corollary zone district.
The proposed zoning of CMU2 matches the current zoning of lots to the east and north. Lots in Skyview Ridge, 1st Filings at the intersection of W Wicks Lane and Governor's Boulevard to the east are currently zoned CMU1. These lots to the east have sandstone outcroppings (See Zoning and Site Photos attachment) and share a property boundary with lots zoned NX2 to the south. The CMU2 zone district is intended for larger parcels that are separated from residential zones by a street or other demarcation that allows sufficient separation to diminish impacts on neighborhoods. The CMU2 zone appears to fit the criteria for this location. The zone district has building and siting standards that will need to be met - even for personal storage buildings. For example, the primary structure will need to be within the build-to area, cover at least 50 percent of the front lot line and have 65% of the front facade in doors and windows as measured between 2 ft and 8 ft above grade (Section 27-406). The zoning code also has use standards for personal storage warehousing that does not allow exterior overhead doors to face street frontages, requires units that have direct exterior access to be at least 100 feet from the front or side street property lines, requires a maximum "facility" size of 3 acres and the security fencing to be behind any required landscaping area (Section 27-1006.C).
Personal storage warehousing is an expanding business in the community. This is not a high value investment in property, but does provide a necessity for people who may be moving, downsizing, or just need extra space not available at their residence. There are over 10,000 personal storage units within the greater metropolitan area of Billings, including outdoor storage (boats, RVS, campers), personal storage units and climate-controlled units. The regional market for Billings is much larger than other cities with a similar population. Billings supports a retail and service market much larger than is needed by the residents of the city due to this market's reach (~400 radius miles). Self-storage unit properties may experience some crime and vandalism that is not applicable to other businesses. Many secure storage facilities invest in screening customers, surveillance cameras, good exterior lighting, security fencing and security companies to provide response to any alarm systems. Daily traffic to and from these facilities tend to be low - about 8 trips per day per acre of storage. For a 3-acre storage facility, it is about 24 traffic trips per day. Twenty-four trips per day is what three apartments would generate on average.
Planning staff recommended approval based on the proposed findings of the zone change review criteria. The Zoning Commission concurred with this recommendation. The location is on an arterial street and will be separated by at least a street from any existing or future residential development in Skyview Ridge. The challenging conditions of the site make the proposed zoning and use of the property compatible with the existing area. The townhomes, high school, church and assisted living facility on the north side of W Wicks Lane are separated from the proposed use. The existing traffic on W Wicks Lane at this location is not high volume (about 5,500 trips per day) for an arterial. The multi-use path on the Wicks Lane frontage is already installed.
The proposed zoning of CMU2 matches the current zoning of lots to the east and north. Lots in Skyview Ridge, 1st Filings at the intersection of W Wicks Lane and Governor's Boulevard to the east are currently zoned CMU1. These lots to the east have sandstone outcroppings (See Zoning and Site Photos attachment) and share a property boundary with lots zoned NX2 to the south. The CMU2 zone district is intended for larger parcels that are separated from residential zones by a street or other demarcation that allows sufficient separation to diminish impacts on neighborhoods. The CMU2 zone appears to fit the criteria for this location. The zone district has building and siting standards that will need to be met - even for personal storage buildings. For example, the primary structure will need to be within the build-to area, cover at least 50 percent of the front lot line and have 65% of the front facade in doors and windows as measured between 2 ft and 8 ft above grade (Section 27-406). The zoning code also has use standards for personal storage warehousing that does not allow exterior overhead doors to face street frontages, requires units that have direct exterior access to be at least 100 feet from the front or side street property lines, requires a maximum "facility" size of 3 acres and the security fencing to be behind any required landscaping area (Section 27-1006.C).
Personal storage warehousing is an expanding business in the community. This is not a high value investment in property, but does provide a necessity for people who may be moving, downsizing, or just need extra space not available at their residence. There are over 10,000 personal storage units within the greater metropolitan area of Billings, including outdoor storage (boats, RVS, campers), personal storage units and climate-controlled units. The regional market for Billings is much larger than other cities with a similar population. Billings supports a retail and service market much larger than is needed by the residents of the city due to this market's reach (~400 radius miles). Self-storage unit properties may experience some crime and vandalism that is not applicable to other businesses. Many secure storage facilities invest in screening customers, surveillance cameras, good exterior lighting, security fencing and security companies to provide response to any alarm systems. Daily traffic to and from these facilities tend to be low - about 8 trips per day per acre of storage. For a 3-acre storage facility, it is about 24 traffic trips per day. Twenty-four trips per day is what three apartments would generate on average.
Planning staff recommended approval based on the proposed findings of the zone change review criteria. The Zoning Commission concurred with this recommendation. The location is on an arterial street and will be separated by at least a street from any existing or future residential development in Skyview Ridge. The challenging conditions of the site make the proposed zoning and use of the property compatible with the existing area. The townhomes, high school, church and assisted living facility on the north side of W Wicks Lane are separated from the proposed use. The existing traffic on W Wicks Lane at this location is not high volume (about 5,500 trips per day) for an arterial. The multi-use path on the Wicks Lane frontage is already installed.
STAKEHOLDERS
The applicant conducted a pre-application meeting on January 25, 2024, at the Lake Hills Golf Course clubhouse. No surrounding owners attended the meeting.
Planning staff prepared the mailed notice to the surrounding owners, published the legal ad, posted the property and placed a synopsis of the application on the Current Zoning Applications' web page. Planning staff received no public comments in writing or by telephone before the preparation of the report to the Zoning Commission. The Zoning Commission received several emailed letters of comment just prior to the public hearing. These are included as an attachment.
Zoning Commission hearing March 5, 2024
The Zoning Commission held its hearing and received the staff report and recommendation for approval of Zone Change 1046. The applicant's agent, Taylor Kasperick of Performance Engineering, provided testimony in favor of the zone change request. He stated the property is owned in trust by the state and so only leases of the land are made to prospective developers. He stated they are working with a potential lessee that is in the business of building and managing personal storage warehousing. He stated the lessee chose this parcel due to its proximity to the power substation, the power lines and wireless antennae, since this location was not desirable for multifamily development as it is currently zoned. He stated the zone change to CMU2 would allow this development. He stated the development would be in compliance with the general and specific standards for personal storage in the zone. Those standards include structure facade requirements for the buildings that face Wicks Lane, street frontage landscape and bufferyards around the facility. He stated in addition, each facility (there will be two) for personal storage cannot exceed three acres. He stated that as Billings is built more densely and with more multifamily units, people need places to store some of their extra belongings. He stated the owner has one development for storage already built, but it is outside any zoning district in the County. He stated this facility would look much different with the requirements of the zoning and development code in the city. He stated they have heard concerns about traffic generated from the development. He stated according to industry manuals, a multifamily development would generate 4.5 trips per unit per day. He stated a personal storage warehouse would generate about 8 trips per day for each 100 storage units. He stated any residential development would generate much more traffic than a storage facility.
Mr. Kasperick stated there will be additional land that can be used for other uses - about 2.5 acres - after both facilities are constructed. He stated this additional land would likely be at the south end of the property with access off Targhee Avenue. He stated uses that could be allowed on the CMU2 that are not desirable - such as a bar or casino - could not be located on the property due to the proximity to the school Skyview High School), a church and to residential zones. He stated the soils on the property are very challenging and would not support any type of multifamily development. He stated the lessee and the DNRC staff believe this first development may be the catalyst needed to move more development on to the trust land.
Commission member Greg McCall asked about the lot layout. Mr. Kasperick stated there is a pending minor subdivision that will create 2 lots with the property boundary running north to south from W Wicks Lane to Targhee Avenue. He stated the city will allow one shared access onto W Wicks Lane as a temporary access point until Targhee Avenue can be built. Commission member Beau Mulvaney asked whether the storage would include boats or RVs. Mr. Kasperick stated the plan does not include outdoor storage. Chairperson Dan Brooks stated there were some late emails from the school district employees, and he was wondering whether those suggestions for donation of land to the schools or the city are under consideration. Mr. Kasperick stated he was not aware of those discussions. Commission member Dave Goss stated that as a federal employee that also works with trust lands, it is difficult to donate or sell trust land. For federal trust land, it takes an act of Congress.
Mr. Ed Hostettler of 1305 Nutter Circle stated he expected Project ReCode to put a stop to these constant zoning changes. Planning staff explained that Project ReCode tried to place the appropriate zone in the map update, but it was not a perfect process and changes will continue to occur. He stated he was concerned about any interference with traffic on W Wicks Lane since most of the Inner Belt Loop traffic would be coming this way. He stated his concern is not with the generation of new traffic, but with the potential conflict with the existing traffic. He stated both the high school and the church generate a lot of traffic on Wicks Lane already. He stated there are 8 storage facilities in the Heights already and 48 in the City of Billlings. He stated there appears to be quite a lot of storage already. He stated the CMU2 zoning is not compatible with the zoning to the north with Public zoning for the high school and neighborhood zoning for the townhomes.
Linnea Forseth of 1056 Picador Way testified with concerns and questions about the proposed development. She stated her home is right across the street from the property, and she is concerned about commercial uses across the street. She stated she believes the highest and best use of property is to support families in Billings of all incomes. She stated while she waited for the hearing to start she looked up the existing storage development for this lessee - Beehive Storage. She stated what she found about the existing development is concerning. She stated the existing facility has a billboard-sized over-lit sign. She stated she has concerns about how stormwater would be handled and how that compares with a residential development. She stated she was concerned about how the development would affect the nesting osprey near the property. She stated she was concerned about the multi-use path and how pedestrians and bicyclists would be affected by the development.
Mr. Kasperick provided rebuttal comments and answered questions. He stated the lessee here would be required to build a sign in conformance with the zoning of CMU2. He stated the existing sign in the county would not be allowed on the property. Planning staff gave details of what types and the sizes of signs that would be allowed by zoning. Mr. Kasperick stated the owner would have to follow all the standards for building in the CMU2 zone district including putting the fence inside the landscape bufferyard, and ensuring that any security lighting would not trespass onto adjacent property. He stated the stormwater management would be based on a geotechical report that is currently underway. The results of the study are not yet available, but it appears from preliminary results stormwater could be handled on site. He stated this is the first he has heard about an osprey nesting site. Ms. Forseth clarified the nesting platform is on or near the Northwestern substation. Mr. Kasperick stated he would find out more. He stated the development of the first facility would start on the eastern side of the property away from any nesting site. He stated the multi-use path would not be affected other than to install a driveway across it at a location dictated by City engineering.
Chairperson Dan Brooks closed the public hearing. Mr. Goss stated he was recusing himself from the debate and vote as he has a conflict of interest as a federal employee who has negotiated leases with the DNRC for facilities on state trust land in Billings. Greg Mccall stated he understands the concerns about the zoning across from the existing neighborhoods but the zoning designation for NX3 does not make sense on this property. He stated as a developer he has looked at these state trust parcels for developments and the cost of installing water and sewer in this type of soil (Eagle Sandstone) is astronomical compared to the development potential. Andy Megorden made a motion to recommend approval and adoption of the findings of the 10 review criteria for Zone Change 1046. The motion was seconded by Greg McCall and was approved on a 4-0-1 vote.
City Council Public Hearing on first reading March 25, 2024
The City Council conducted a public hearing and first reading of the ordinance for the zone change on March 25, 2024. The Council received the Zoning Commission recommendation and testimony from the applicant's agent, Performance Engineering. Council member Aspenlieder recused himself from the hearing and voting due to a conflict of interest. No other testimony was received.
The City Council asked questions concerning the application and the potential design of a personal storage facility. Staff explained that any development, including personal storage warehousing, would have to comply with the CMU2 building and siting requirements as well as the specific use standards for personal storage. Staff stated the development would be different from many existing personal storage warehouses in Billings, with doors and windows that face the street and concealment of overhead access doors from public right of ways. In addition, the new zoning requires any landscaping to be outside of security fencing and limits the size of any single facility to 3 acres or less.
Mayor Cole closed the public hearing. Council member Shaw made a motion to approve the zone change and adopt the findings of the 10 review criteria. The motion was seconded by Council member Gulick and approved on an 8-1 vote with Council member Aspenlieder recused from voting. Council member Neese voted in opposition to the zone change. He stated it was his opinion the zone change did not meet specific criteria, including the Zoning Commission's recommended findings for criteria numbers 3, 4, 7, 8 and 10.
Planning staff prepared the mailed notice to the surrounding owners, published the legal ad, posted the property and placed a synopsis of the application on the Current Zoning Applications' web page. Planning staff received no public comments in writing or by telephone before the preparation of the report to the Zoning Commission. The Zoning Commission received several emailed letters of comment just prior to the public hearing. These are included as an attachment.
Zoning Commission hearing March 5, 2024
The Zoning Commission held its hearing and received the staff report and recommendation for approval of Zone Change 1046. The applicant's agent, Taylor Kasperick of Performance Engineering, provided testimony in favor of the zone change request. He stated the property is owned in trust by the state and so only leases of the land are made to prospective developers. He stated they are working with a potential lessee that is in the business of building and managing personal storage warehousing. He stated the lessee chose this parcel due to its proximity to the power substation, the power lines and wireless antennae, since this location was not desirable for multifamily development as it is currently zoned. He stated the zone change to CMU2 would allow this development. He stated the development would be in compliance with the general and specific standards for personal storage in the zone. Those standards include structure facade requirements for the buildings that face Wicks Lane, street frontage landscape and bufferyards around the facility. He stated in addition, each facility (there will be two) for personal storage cannot exceed three acres. He stated that as Billings is built more densely and with more multifamily units, people need places to store some of their extra belongings. He stated the owner has one development for storage already built, but it is outside any zoning district in the County. He stated this facility would look much different with the requirements of the zoning and development code in the city. He stated they have heard concerns about traffic generated from the development. He stated according to industry manuals, a multifamily development would generate 4.5 trips per unit per day. He stated a personal storage warehouse would generate about 8 trips per day for each 100 storage units. He stated any residential development would generate much more traffic than a storage facility.
Mr. Kasperick stated there will be additional land that can be used for other uses - about 2.5 acres - after both facilities are constructed. He stated this additional land would likely be at the south end of the property with access off Targhee Avenue. He stated uses that could be allowed on the CMU2 that are not desirable - such as a bar or casino - could not be located on the property due to the proximity to the school Skyview High School), a church and to residential zones. He stated the soils on the property are very challenging and would not support any type of multifamily development. He stated the lessee and the DNRC staff believe this first development may be the catalyst needed to move more development on to the trust land.
Commission member Greg McCall asked about the lot layout. Mr. Kasperick stated there is a pending minor subdivision that will create 2 lots with the property boundary running north to south from W Wicks Lane to Targhee Avenue. He stated the city will allow one shared access onto W Wicks Lane as a temporary access point until Targhee Avenue can be built. Commission member Beau Mulvaney asked whether the storage would include boats or RVs. Mr. Kasperick stated the plan does not include outdoor storage. Chairperson Dan Brooks stated there were some late emails from the school district employees, and he was wondering whether those suggestions for donation of land to the schools or the city are under consideration. Mr. Kasperick stated he was not aware of those discussions. Commission member Dave Goss stated that as a federal employee that also works with trust lands, it is difficult to donate or sell trust land. For federal trust land, it takes an act of Congress.
Mr. Ed Hostettler of 1305 Nutter Circle stated he expected Project ReCode to put a stop to these constant zoning changes. Planning staff explained that Project ReCode tried to place the appropriate zone in the map update, but it was not a perfect process and changes will continue to occur. He stated he was concerned about any interference with traffic on W Wicks Lane since most of the Inner Belt Loop traffic would be coming this way. He stated his concern is not with the generation of new traffic, but with the potential conflict with the existing traffic. He stated both the high school and the church generate a lot of traffic on Wicks Lane already. He stated there are 8 storage facilities in the Heights already and 48 in the City of Billlings. He stated there appears to be quite a lot of storage already. He stated the CMU2 zoning is not compatible with the zoning to the north with Public zoning for the high school and neighborhood zoning for the townhomes.
Linnea Forseth of 1056 Picador Way testified with concerns and questions about the proposed development. She stated her home is right across the street from the property, and she is concerned about commercial uses across the street. She stated she believes the highest and best use of property is to support families in Billings of all incomes. She stated while she waited for the hearing to start she looked up the existing storage development for this lessee - Beehive Storage. She stated what she found about the existing development is concerning. She stated the existing facility has a billboard-sized over-lit sign. She stated she has concerns about how stormwater would be handled and how that compares with a residential development. She stated she was concerned about how the development would affect the nesting osprey near the property. She stated she was concerned about the multi-use path and how pedestrians and bicyclists would be affected by the development.
Mr. Kasperick provided rebuttal comments and answered questions. He stated the lessee here would be required to build a sign in conformance with the zoning of CMU2. He stated the existing sign in the county would not be allowed on the property. Planning staff gave details of what types and the sizes of signs that would be allowed by zoning. Mr. Kasperick stated the owner would have to follow all the standards for building in the CMU2 zone district including putting the fence inside the landscape bufferyard, and ensuring that any security lighting would not trespass onto adjacent property. He stated the stormwater management would be based on a geotechical report that is currently underway. The results of the study are not yet available, but it appears from preliminary results stormwater could be handled on site. He stated this is the first he has heard about an osprey nesting site. Ms. Forseth clarified the nesting platform is on or near the Northwestern substation. Mr. Kasperick stated he would find out more. He stated the development of the first facility would start on the eastern side of the property away from any nesting site. He stated the multi-use path would not be affected other than to install a driveway across it at a location dictated by City engineering.
Chairperson Dan Brooks closed the public hearing. Mr. Goss stated he was recusing himself from the debate and vote as he has a conflict of interest as a federal employee who has negotiated leases with the DNRC for facilities on state trust land in Billings. Greg Mccall stated he understands the concerns about the zoning across from the existing neighborhoods but the zoning designation for NX3 does not make sense on this property. He stated as a developer he has looked at these state trust parcels for developments and the cost of installing water and sewer in this type of soil (Eagle Sandstone) is astronomical compared to the development potential. Andy Megorden made a motion to recommend approval and adoption of the findings of the 10 review criteria for Zone Change 1046. The motion was seconded by Greg McCall and was approved on a 4-0-1 vote.
City Council Public Hearing on first reading March 25, 2024
The City Council conducted a public hearing and first reading of the ordinance for the zone change on March 25, 2024. The Council received the Zoning Commission recommendation and testimony from the applicant's agent, Performance Engineering. Council member Aspenlieder recused himself from the hearing and voting due to a conflict of interest. No other testimony was received.
The City Council asked questions concerning the application and the potential design of a personal storage facility. Staff explained that any development, including personal storage warehousing, would have to comply with the CMU2 building and siting requirements as well as the specific use standards for personal storage. Staff stated the development would be different from many existing personal storage warehouses in Billings, with doors and windows that face the street and concealment of overhead access doors from public right of ways. In addition, the new zoning requires any landscaping to be outside of security fencing and limits the size of any single facility to 3 acres or less.
Mayor Cole closed the public hearing. Council member Shaw made a motion to approve the zone change and adopt the findings of the 10 review criteria. The motion was seconded by Council member Gulick and approved on an 8-1 vote with Council member Aspenlieder recused from voting. Council member Neese voted in opposition to the zone change. He stated it was his opinion the zone change did not meet specific criteria, including the Zoning Commission's recommended findings for criteria numbers 3, 4, 7, 8 and 10.
ALTERNATIVES
The Zoning Commission may:
- Recommend Approval of the Zone Change and adopt the findings of the 10 review criteria for Zone Change 1046; or,
- Recommend Denial of the Zone Change and adopt different findings of the 10 review criteria for Zone Change 1046; or,
- Delay action on the zone change request for up to 30 days; or,
- Allow the applicant to withdraw the application.
FISCAL EFFECTS
Approval or denial of the proposed zone change should not have an effect on the Planning Division budget.
SUMMARY
The City Council shall consider the findings of the 10 review criteria as recommended by the Zoning Commission prior to making a decision on Zone Change 1046:
1. Is the new zoning designed in accordance with the Growth Policy?
The proposed zone change is most consistent with the following guidelines of the 2016 Growth Policy:
Prosperity (promoting equal opportunity and economic advancement)
Prosperity (promoting equal opportunity and economic advancement)
- Predictable, reasonable City taxes and assessments are important to Billings’ taxpayers
- A diversity of available jobs can ensure a strong Billings’ economy
- Successful businesses that provide local jobs benefit the community
- Community investments that attract and retain a strong, skilled and diverse workforce also attracts businesses
- Retaining and supporting existing businesses helps sustain a healthy economy
2. Is the new zoning designed to secure property from fire and other dangers?
The new zoning (CMU2) requires minimum setbacks, open and landscaped areas and building separations, which creates security from fire and other dangers. The new zoning, as do all zoning districts, provides adequate building separations. Any new structures would comply with the building code and other development codes in Billings intended to keep places safe.
3. Whether the new zoning will promote public health, public safety and general welfare?
Public health and public safety are promoted by the proposed zoning. This is not unique to the CMU2 zone, but instead is promoted by all adopted zoning districts within the City of Billings. The site and structure regulations found in 27-406 for the CMU2 district promote the minimum standards to ensure public health and safety and promote general welfare. The proposed zoning of CMU2 will allow the state to lease this land to an existing business and build new storage warehousing. The new construction will comply with the zone district standards. The approval of the zone change should not have negative affects on public health, safety and welfare given the existing conditions and site requirements.
4. Will the new zoning facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirement?
Transportation: The proposed zoning itself will not increase the traffic at this location. Any traffic increases will be minor compared to the existing traffic on W Wicks Lane. City Engineering will require advance discussion on access to the parcels before any development is approved. Wicks Lane already has a multi-use path developed on this side of the right of way and public sidewalk on the north side.
Water and Sewer: Water and sewer, if needed, will be provided by the City of Billings. There are no anticipated impacts related to these services on the proposed personal storage warehousing.
Schools and Parks: Schools and parks should not be negatively affected by the proposed zoning. These uses are impacted through additional residential development. This is a commercial development, therefore there are no identified concerns for parks and schools.
Fire and Police: The subject property is served by city public safety services. The Police and Fire Departments were consulted and had no concerns about the zone change.
5. Will the new zoning provide adequate light and air?
Similar to criteria 2 and 3, the proposed CMU2 zone, like all zones, requires minimum setbacks to allow for adequate separation between structures and adequate light and air. The proposed zoning provides for sufficient setbacks to allow for adequate separation between structures and adequate light and air. Any new construction will have to comply with these rules.
6. Will the new zoning effect motorized and non-motorized transportation?
Traffic generation will depend on the size of the facility (maximum is three acres per facility). The likely number of daily trips to the facility is small and W Wicks Lane is a principal arterial. Principal arterial streets, even with high volumes of traffic, are designed to carry the maximum traffic. Traffic counts in this area are estimated to be about 5,500 vehicle trips per day. High school traffic is not included in these numbers as counts are taken when school is not in session. High school traffic has at least two ways out onto W Wicks Lane - High Sierra Blvd and Fantan St. Traffic twice a day during school hours can become congested. Fantan and W Wicks Lane is an all-way (3 legs) stop. High Sierra and W Wicks Lane is also a three-way stop controlled intersection. The addition traffic will not likely impact either daily traffic or high school traffic.
7. Will the new zoning promote compatible urban growth?
The proposed zoning is compatible with the adjacent zoning and existing urban growth in the vicinity. Existing CMU2/CMU1 zones are located to the east. The subject property will be separate from residential uses by at least a street width. Additionally, site and landscape requirements of the CMU2 district will promote compatibility specifically by requiring a landscaped buffer for the use and adjacent to other zones with different uses.
8. Does the new zoning consider the character of the district and the peculiar suitability of the property for particular uses?
This is a suitable use for this parcel of land and the zoning is appropriate in this situation. The difficult soils make the existing zoning for higher density multifamily uses unlikely or cost-prohibitive. The proposed zoning and use for personal storage warehousing will allow some use of the property.
9. Will the new zoning conserve the value of buildings?
The new zoning is not expected to alter the value of any buildings in the area. Due to the existing uses and established zones to the east, west and north, the proposed use should not impact the value of these buildings. New construction tends to increase property value. The CMU2 building and siting requirements will help conserve the value of any surrounding property.
10. Will the new zoning encourage the most appropriate use of land throughout the City of Billings?
The proposed zoning will encourage an appropriate commercial use that will be separated from any existing or future residential uses. This is an appropriate use of the land.